Town

 of  Bolton  Commercial  Development  Design  Review  Guidelines  and    

Village  Overlay  District    
MAPC;    Updated  1/24/10  based  upon  input  from  12/8/10  Planning  Board  Meeting  
  mracicot 1/23/11 2:19 PM
Deleted:  12/6/10
MAPC  has  been  asked  to  assist  the  Bolton  Planning  Board  in  preparing  Design  Review  Guidelines  for  all  
commercial  developments  in  the  Town  of  Bolton.    Once  this  is  prepared,  the  Planning  Board  wishes  
assistance  in  preparing  a  new  bylaw  to  establish  a  Village  Overlay  District  for  a  specific  location  in  the  
town.    The  materials  below  provide  an  outline  for  both  of  these  tasks.    Once  concurrence  is  reached  on  
this  outline,  final  documents  implementing  the  outline  can  be  prepared.  
 
Design  Review  Criteria  and  Guidelines  
Development  guidelines  for  all  business  uses  subject  to  a  Special  Permit  by  the  Planning  Board  can  be  
incorporated  in  Section  2.5.5.5.    This  would  include  all  retail,  restaurant  and  hotel  uses  in  both  the   mracicot 1/23/11 3:15 PM
Business  and  the  Limited  Business  zoning  districts,  as  well  as  all  office  uses  in  the  Limited  Business   Deleted: commercial  

district.    It  would  not  include  the  by-­‐right  uses  such  as  office  uses  in  the  Business  zoning  district,  nor  any  
office,  light  manufacturing  or  research  and  development  proposals  in  the  Industrial  zoning  district.    
However,  the  uses  allowed  by  right  in  the  Business  and  Industrial  zones  would  be  subject  to  Site  Plan  
Review  by  the  Board  of  Selectmen  under  Section  2.5.5.6;  the  selectmen  could  use  the  same  design  
review  criteria  for  their  review  (although  Site  Plan  Review  is  less  discretionary  than  Special  Permit   mracicot 1/23/11 2:24 PM
review).    The  Zoning  Board  of  Appeals  should  also  use  the  same  criteria  and  guidelines  in  review  of  any   Comment: Bolton boards should decide if they
want this to cover uses in Industrial Zone. These are
variances  having  to  do  with  business  districts  or  pre-­‐existing  non-­‐conforming  uses  in  residential  districts.     very different uses from Business/Limited Business
See  below  for  suggested  wording  within  each  of  these  sections  to  reference  the  new  Criteria,  and  also   and do fit the same design criteria.

for  the  proposed  new  Section  2.5.5.7  Design  Review  Criteria.  

 
 If  completed  prior  to  the  time  of  a  vote  on  the  zoning  change  to  implement  the  Design  Review  Criteria,  
the  draft  set  of  Design  Review  Guidelines  should  be  provided  to  the  Town  Meeting  so  that  they  can  see  
more  details  of  what  is  being  proposed.      
 
Bolton  Village  Overlay  District  
(DRAFT  Concept  for  location  –  to  be  reviewed  by  Planning  Board):  The  Bolton  Village  Overlay  District  is  
proposed  to  include  all  properties  zoned  as  Business,  Limited  Business,  and  Residential  between  I-­‐495  
and  the  property  commonly  known  as  the  Salt  Box,  along  both  sides  of  Route  117,  within  ___  feet  of  the  
Route  117  .  
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Goals  are:   Deleted: roadway

• to  establish  a  mixed  use  district  that  will  meet  the  community’s  goals  (as  expressed  in  the  
master  plan)  for  a  village  center  
• to  have  this  new  village  area  in  close  proximity  to  the  historic,  largely  residential,  village  center  
that  also  includes  the  municipal  facilities  
• to  have  this  new  village  area  be  connected,  via  sidewalks  and  off-­‐road  trails,  to  the  existing  
residential  areas  and  schools,  to  provide  for  walkability  and  convenience  for  residents  and  
students,  and  to  provide  potential  shoppers  for  the  businesses  located  in  the  village  
• to  provide  commercial  areas  within  walking  distance  to  senior  citizens  living  in  the  Bolton  
Country  Manor  housing  facility,  and    
• to  provide  a  location  for  mixed  use  development  that  includes  housing  
 

1
See  below  for  a  new  language  and  zoning  amendments  that  would  be  necessary  to  establish  the  new  
Bolton  Village  Overlay  District.        

2
  

Special  Design  Provisions  for  the  retail,  restaurant,  office  and  other  commercial  
developments  in  the  Town  of  Bolton.    Initial  Draft  Concepts  Updated  1/23/11  
mracicot 1/23/11 2:19 PM
 
Deleted: 12/5/10
Add  to  the  end  of  Section  2.5.5.5(h):  
….and  the  environment,  “and  the  degree  to  which  the  project  meets  the  design  review  criteria  set  forth  
in  Section  2.5.5.7,  and  any  Design  Review  Guidelines  hereafter  adopted  by  the  Planning  Board  pursuant  
to  this  section”,  and  ….  
 
Add  as  a  new  section  (under  2.2  Board  of  Appeals)  
2.2.4      Design  Review  Criteria.    In  making  decisions  on  proposals  for  Special  Permits  or  Variances  for  
business  uses,  the  Board  of  Appeals  shall  consider  the  Design  Review  Criteria  in  section  2.5.5.7.    
 
Add  to  Site  Plan  Review  section:      
(j)  Design  Review  Criteria.    In  making  decisions  on  projects  submitted  for  Site  Plan  Review  for  business  
uses,  the  Board  of  Selectmen  shall  consider  the  Design  Review  Criteria  in  section  2.5.5.7.   mracicot 1/23/11 2:24 PM
  Comment: Nota that as drafted, this would not
include industrial uses. These can be added if
Add  to  the  end  of  section  2.4.2.2   desired.
No  signs  shall  be  internally  lit.  
 
Add  after  section  (i)  of  2.5.5.6  Site  plan  Approval  Process  
(j) Residential Impact Study:
To facilitate the Site Plan Review by the Selectmen, and, where needed, Special Permit Review by the Planning
Board, the developer of all new commercial or industrial development in Bolton should include as part of their
proposal an analysis of the effects of the project on existing residential abutter's quality of life. This shall include
analysis of:
- Noise and activity related to customers, cars, maintenance and delivery vehicles, heating/air
conditioning/refrigeration units, etc.
- Heat island effect caused by large tree-less areas of roofing and pavement
- Light pollution
- Stormwater runoff
- Odor
- Vibration
- Sense of privacy, loss of privacy, especially related to residential back yards

This analysis, with input from the Planning Board and abutters, would lead to the production of a final development
plan, including landscaping and other buffer provisions, which will mitigate the impacts of the commercial or
industrial development to the maximum extent possible, in general as well as specific for each residential abutter.
 
Add  as  a  new  Section:  
2.5.5.7            Design  Review  Criteria.    The  Planning  Board  shall  consider  the  following  additional  design  
criteria  in  conducting  Special  Permit  Review  for  all  developments  of  business  or  mixed  use  properties  
subject  to  Special  Permit  Review  under  the  Town  of  Bolton  Zoning  Bylaw.    The  Board  of  Selectmen  may   mracicot 1/23/11 2:48 PM
also  use  these  criteria  in  undertaking  Site  Plan  Review  for  all  business  projects  in  the  Town  of  Bolton   Deleted: commercial  

subject  to  Site  Plan  Review.    The  Board  of  Appeals  shall  also  consider  these  criteria  in  review  of  special   mracicot 1/23/11 2:48 PM
permits  and  variances  for  all  business  uses.    The  Planning  Board,  from  time  to  time,  may  adopt   Deleted: commercial  

additional  Design  Review  Guidelines  to  advance  the  goals  of  this  section  and  to  provide  more  detailed  
examples  for  prospective  developers.  
 

3
  
 
Design  Goals  
Buildings  and  renovations  shall  be  of  a  design  similar  to  or  compatible  with  traditional  architecture  in  
the  Town  of  Bolton  in  terms  of  scale,  massing,  roof  shape,  spacing  and  exterior  materials.    The  design  
standards  are  intended  to  promote  quality  development  consistent  with  the  Town’s  sense  of  history,  
human  scale  and  pedestrian-­‐oriented  village  character.    
 
Building  Scale:  
The  size  and  detailing  of  buildings  shall  reflect  the  community  preference  for  moderate-­‐scale  structures  
that  resemble  houses  or  barns,  and  do  not  resemble  “big  box  shopping  centers”.    New  buildings  and/or  
substantial  alterations  shall  incorporate  features  to  add  visual  interest  while  reducing  the  appearance  of  
bulk  or  mass.    Such  features  include  varied  facades,  rooflines,  roof  heights,  materials,  awnings,  dormers,  
roof  overhangs,  pitched  roofs,  well-­‐proportioned  windows  and  details  such  as  brick  chimneys  or  
shutters.    
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Buildings  shall  relate  to  the  pedestrian  scale  by:   Comment: Note: The “Salt Box” has an
approximately 10,000 square foot footprint, but the
• Including  appropriate  architectural  details  to  add  visual  interest  along  the  ground  floor  of  all   porches, articulated gabled rooflines and building
facades  that  face  streets,  squares,  pedestrian  pathways,  parking  lots,  or  other  significant   facades all make the structure appear not to be a
standard “box” store.
pedestrian  spaces.  
• Articulate  the  base,  middle,  and  top  of  the  facade  separated  by  cornices,  string  cornices,  
step-­‐backs  or  other  similar  features.  
• Continuous  lengths  of  flat,  blank  walls  adjacent  to  streets,  pedestrian  pathways,  or  open  
spaces  shall  not  be  permitted.  
 
Roof  Form:  
New  construction,  including  new  development  above  existing  buildings  and/or  substantial  alterations,  
shall  incorporate  gables  or  other  traditional  pitched  roof  forms  which  will  be  consistent  with  the  historic  
architecture  of  the  Town  of  Bolton.  Flat  roofs  are  discouraged.  
 
Mechanical  equipment  located  on  roofs  shall  be  screened,  organized  and  designed  as  a  component  of  
the  roof  design,  and  not  appear  to  be  a  leftover  or  add-­‐on  element.  
 
Entrances:  
All  primary  commercial  and  residential  building  entrances  shall  be  visible  from  the  right-­‐of-­‐way  and  the  
sidewalk,  and  shall  have  an  entrance  directly  accessible  from  the  sidewalk;  front  entrances  should  be  
well  defined  and  face  the  main  street.    Doors  shall  not  extend  beyond  the  exterior  facade  into  
pedestrian  pathways.  
 
External  Materials  and  Appearance:  
Predominant  wall  materials  shall  have  the  appearance  of  wood,  brick  or  stone  painted  or  coated  in  a  
non-­‐metallic  finish.  Cladding  materials  should  be  consistent  on  all  facades,  or  shall  be  an  appropriate  
mix  found  in  historic  architecture  in  Bolton  (e.g.,  clapboard  front  with  shingled  sides),  with  the  exception  
of  special  design  elements  such  as  gables  or  dormers.  
 
Awnings  and  canopies  shall  be  compatible  with  the  architectural  style  of  the  building.    Colors  and  
patterns  used  for  awnings  and  canopies  shall  be  subdued  and  compatible  with  any  existing  awnings  on  
adjacent  buildings.  

4
  
Except  for  minor  trim,  the  building  shall  avoid  the  appearance  of  reflective  materials  such  as  porcelain  
enamel  or  sheet  metal.  Window  panes  shall  be  non-­‐reflective.  
 
Ground  floor  commercial  building  facades  facing  streets,  squares,  or  other  significant  pedestrian  spaces  
shall  contain  transparent  windows  encompassing  a  minimum  of  40  percent  of  the  facade  surface.    
Wherever  possible,  existing  historic  structures  on  the  site  shall  be  preserved  and  renovated  for  use  as  
part  of  the  development.    Any  alteration  of  or  addition  to  an  existing  historic  structure  shall  employ   mracicot 12/29/10 12:23 PM
materials,  colors  and  textures  as  well  as  massing,  size,  scale  and  architectural  features  that    compliment   Deleted:  

the  original  structure.    Distinctive  features,  finishes,  and  construction  techniques  or  examples  of   mracicot 12/30/10 2:30 PM
craftsmanship  that  characterize  a  historic  property  shall  be  preserved.  The  addition  to,  or  new   Deleted: are  compatible  with

construction  adjacent  to,  an  historic  structure  should  not  necessarily  be  a  copy  of  the  historic  structure.  
See  the  most  recent  edition  of  the  Secretary  of  the  Interior’s  Standards  for  the  Treatment  of  Historic  
Properties,  and  any  accompanying  guideline  documents,  for  guidance  related  in  particular  to  additions  
to  historic  structures.  
 
Fencing  and  screening:  
Parking  areas,  dumpsters  and  ground  level  mechanical  equipment  shall  be  screened  from  view  from  
the  public  way  and  all  adjacent  residential  areas  by  adequate  vegetative  screening  or  fencing.    A  
substantial,  opaque  fence  at  least  six  feet  high,  or  a  solid,  year-­‐round,  evergreen  hedge  which  will  
grow  to  six  feet  within  three  years,  or  the  equivalent,  shall  be  installed  and  maintained  in  good  
condition.  A  strip  of  dense  vegetation  of  shrubs  and  trees  not  less  than  20  feet  deep  may  be  
considered  an  equivalent.    No  wall,  fence,  structure,  planting  or  other  obstruction  to  a  driver's  vision  
may  be  permitted  at  eye  level  [two  and  one-­‐half  (2  1/2)  to  eight  (8)  feet  above  street  grade]  within  
twenty  (20)  feet  from  the  intersection  of  street  side  lines.  
 
Landscaping:  
To  the  maximum  extent  possible,  projects  shall  provide  pedestrian-­‐friendly  amenities,  such  as  
designated  on-­‐site  sidewalks/pathways,  sidewalks  along  the  public  road  frontage  of  the  parcel,  and  
appropriate  internal  walkways.  Links/sidewalks  designed  to  connect  parking  areas  with  adjacent  
developments  are  encouraged  to  further  the  goal  of  providing  safe  pedestrian  access  to  businesses  
within  Bolton.      Site  landscaping  shall  be  maximized,  per  Section  2.5.5.3  Greenspace  Regulations.    Only  
native  species  shall  be  used  in  landscaping;  no  invasive  species  shall  be  allowed.    The  Planning  Board,  
from  time  to  time,  may  adopt  additional  landscaping  guidelines  as  part  of  the  Design  Review  Guidelines  
to  advance  the  goals  of  this  section  and  to  provide  more  detailed  examples  for  prospective  developers.  
 
Service  Areas,  Utilities  and  Equipment:  
Service  and  loading  areas  and  mechanical  equipment  and  utilities  shall  be  unobtrusive  or  sufficiently  
screened  so  that  they  are  not  visible  from  streets,  adjacent  residential  zoning  districts  or  primary  public  
open  spaces,  and  shall  incorporate  effective  techniques  for  noise  buffering  from  adjacent  uses.    
 
Lighting:  
Building  or  area  lighting  for  any  business,  commercial,  industrial  or  other  nonresidential  private  use  shall  
be  so  arranged  as  to  direct  the  light  away  from  any  street  and  from  any  premises  residentially  used  or  
zoned.  Such  exterior  lights  shall  be  mounted  and  shielded,  such  that  light  sources  and  lenses  shall  not  be  
visible  from  any  residential  district.  Luminaries  shall  be  cut  off  (controlled)  type,  with  the  mounting  
height  not  to  exceed  twenty  (20)  feet.  Light  overspill  shall  not  create  shadowing  discernible  without  
instruments  on  any  residentially  zoned  premises.    

5
  
Signage restrictions:
All proposed signs included in the development shall meet the requirements section 2.4.2.

Sustainable  Building  and  Site  Design:  

It  is  desirable  that  new  buildings  constructed  in  the  Town  of  Bolton  comply  with  the  current  Leadership  
in  Energy  and  Environmental  Design  (LEED)  criteria,  as  promulgated  by  the  U.S.  Green  Building  Council  
to  the  maximum  extent  feasible.    All  site  design  shall  follow,  to  the  maximum  extent  feasible,  the  
provisions  of  Low  Impact  Development  (LID)  techniques,  as  described  by  the  Massachusetts  Executive  
Office  of  Energy  and  Environmental  Affairs,  which  defines  LID  as  a  suite  of  landscaping  and  design  
techniques  that  attempt  to  maintain  the  natural,  pre-­‐developed  ability  of  a  site  to  manage  rainfall.  LID  
techniques  capture  water  on  site,  filter  it  through  vegetation,  and  let  it  soak  into  the  ground.  
 
Bicycle  Parking:    
Bicycle  parking  shall  be  provided  for  all  new  development,  shall  be  at  least  50  percent  sheltered  from  
the  elements,  and  shall  be  located  as  close  as  possible  to  the  building  entrance(s).    Any  property  
required  to  have  bicycle  parking  may  establish  a  shared  bicycle  parking  facility  with  any  other  property  
owner  within  150  feet.  
 
 

Bolton  Village  Overlay  District  

Initial  Draft  Concepts  12/5/10    This  section  still  needs  significant  updates  to  address  all  ideas  
raised  at  12/8/10  Planning  Board  meeting,  and  will  be  submitted  in  a  separate  document.